74711 Dillon Rd Spc 749 · Sky Valley, CA 92241

$65,000

2 bd · 1.0 ba · 650 sqft · Manufactured · 1 Days on market

Built 1987 Good condition 2,000 sqft lot $100/sqft · 46% above area Est $44k · 46% over ↓ 55% since listing

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Gated ALL AGED family park called Sky Valley Resort located 12 miles from WalMart, Costco and Home Depot in Rancho Mirage. RARE 2 bedroom home with 3 french doors accessing the long deck featuring a lovely view of the entertaining duck filled pond. Close to the clubhouse, fitness center and mineral pools and spas. Peaceful and serene with colorful bougainvillea. Space rent is $975 with up to 3 people allowed on the lease. Total household income must be at least $2925 and fico score of 630 or higher. Sky Valley Resort is an active community with lots of amenities and activities. 13 sparkling hot spring mineral pools and spas, pickleball, tennis, walking trails and ponds, library, in season c

Key facts

• 2,000 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Other: PUD: No; Short-term rentals not allowed; Will not consider lease
• Financial info: Land is lease type; Rental restrictions apply; Listing terms: Cash or cash to new loan
• HOA & community: Monthly association fees listed as $0.00; Gated community

Exterior

• Parking: Driveway parking (1 uncovered/assigned space, total 1 parking space)
• Security: Card/Code access; Gated community
• Utilities: Septic tank
• Home design: Detached property; One-story
• Construction: Year built: other
• Exterior features: Gated, card/code access in a community setting; Street lights; Views of hills, pond and park/green belt; Community pool and spa (in-ground, heated, fenced) with exercise pool

Interior

• Flooring: Laminate flooring
• Bathrooms: One 3/4 bathroom
• Heating & cooling: Forced air heating; Air conditioning; Ceiling fan(s)
• Interior features: Furnished; Living room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $771 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Cap rate 20.5% vs local median 9.6% in Sky Valley — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 52/100 on livability (#1,041 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: amenities F, commute F, employment F.
• Palm Springs Unified (suburban): math 21% / reading 42% proficiency, ranked #328 of 517 in CA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Della S. Lindley Elementary (584 students, 96% FRL); Desert Springs Middle (803 students, 99% FRL); Desert Hot Springs High (math 27% / reading 52%, grade F, #532 of 1,170 statewide, top 48%, 1,742 students, 98% FRL) — zoned schools average 98% FRL vs 73% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 218 active listings in the ZIP; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.38% ✓
• Cap rate: 20.53%
• Cash-on-cash: 50.86%
• DSCR: 3.26
• GRM: 3.5

CMA / ARV

• ARV (median comp): $44,400
• List price: $65,000
• Delta: 62.16%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74711 Dillon Rd #960	0.00mi	2/1.0	650 (0%)	12mo	$74,000	$114	90
74711 Dillon Rd #974	0.00mi	2/1.0	683 (+5%)	14mo	$85,000	$124	80
74711 Dillon Rd Spc 881	0.00mi	1/1.0 (-1)	600 (-8%)	4mo	$63,000	$105	79
74711 Dillon Rd #800	0.00mi	2/1.0	600 (-8%)	11mo	$31,000	$52	78
74711 Dillon Rd #869	0.00mi	2/1.0	700 (+8%)	11mo	$77,500	$111	78
74711 Dillon Rd #1011	0.00mi	2/1.0	700 (+8%)	16mo	$57,000	$81	74
74711 Dillon Rd #842	0.00mi	2/1.0	610 (-6%)	19mo	$92,000	$151	74
74711 Dillon Rd Spc 89	0.16mi	1/1.0 (-1)	650 (0%)	17mo	$88,000	$135	73
74711 Dillon Rd #706	0.00mi	2/1.0	700 (+8%)	18mo	$82,000	$117	72
74711 Dillon Rd #736	0.00mi	1/1.5 (-1)	600 (-8%)	12mo	$80,000	$133	70
74711 Dillon Rd Spc 218	0.00mi	1/1.0 (-1)	600 (-8%)	16mo	$40,000	$67	69
74711 Dillon Rd #714	0.02mi	2/2.0	700 (+8%)	18mo	$64,500	$92	68

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.7%
• Equity multiple: 3.12×
• Total profit: $38,619
• Equity at exit: $9,692

10-year hold

• IRR: 54.3%
• Equity multiple: 6.33×
• Total profit: $96,984
• Equity at exit: $5,620

Cash invested: $18,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 92241

• Home prices YoY: -22.8%
• Active inventory: 218
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,545 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $771

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 45%

Sensitivity live

Price	-10% $816	-5% $794	+0% $771	+5% $749	+10% $726
Rent	-10% $649	-5% $710	+0% $771	+5% $832	+10% $893
Rate	-1.0pp $804	-0.5pp $788	base $771	+0.5pp $755	+1.0pp $737

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-22
   remarks 699-char remark
2. 2026-06-22
   pricedays on marketlisting id $65,000 Active 1 DOM
3. 2026-06-13
   days on market $72,000 Active 345 DOM
4. 2026-06-09
   days on market $72,000 Active 342 DOM
5. 2026-06-08
   days on market $72,000 Active 341 DOM
6. 2026-06-07
   days on market $72,000 Active 340 DOM
7. 2026-06-04
   days on market $72,000 Active 337 DOM
8. 2026-06-03
   days on market $72,000 Active 336 DOM
9. 2026-06-02
   days on market $72,000 Active 335 DOM
10. 2026-06-01
    days on market $72,000 Active 334 DOM
11. 2026-05-31
    days on market $72,000 Active 333 DOM
12. 2026-04-10
    price $72,000 643-char remark
13. 2025-12-22
    price $77,000 643-char remark
14. 2025-10-30
    price $81,000 643-char remark
15. 2025-09-05
    status Active 643-char remark
16. 2025-08-23
    status Pending 643-char remark
17. 2025-08-16
    status Active 643-char remark
18. 2025-08-12
    status Pending 643-char remark
19. 2025-07-28
    price $86,200 643-char remark
20. 2025-06-13
    listed $83,000 Active 643-char remark
21. 2025-05-28
    price $83,000
22. 2025-05-07
    price $89,000
23. 2025-02-08
    price $92,900
24. 2025-01-29
    price $97,900
25. 2025-01-13
    listed $98,000 Active
26. 2025-01-01
    historical
27. 2024-12-03
    price $98,000
28. 2024-10-02
    price $115,000
29. 2024-06-24
    price $125,000
30. 2024-04-25
    listed $135,000 Active
31. 2024-01-05
    historical
32. 2023-10-07
    listed $145,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,540
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$1,891
• Taxable income: $8,742
• Est. tax owed @ 24.0%: −$2,098
• After-tax cash flow: $7,158/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with a good condition score of 80. It has a good kitchen, good bathroom, good roof, good exterior, good flooring, good interior walls/paint, and good systems. The home is move-in ready with minor cosmetic repairs and maintenance needed. The highest-ROI updates that would raise its resale or rental value are painting the exterior siding and trimming and pruning the landscaping.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Trim and prune landscaping — Improves curb appeal and enhances property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Trim and prune landscaping — Improves curb appeal and enhances property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Palm Springs Unified
• NCES district ID: 0629550
• Math proficiency: 21% ▼ -7.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $43,638
• Composite: 26.76/100
• National rank: #7131
• State rank: #328 of 517 in CA

Livability — Sky Valley

• Score: 52/100
• State rank: #1041
• US rank: #25108

Category grades

Amenities F Commute F Cost of living B- Crime B- Employment F Housing A Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sky Valley, CA
• Population (ZIP): 8,624

Population outlook (Riverside County) Hauer SSP2

• Today (2025): 2,664,475 people
• By 2030: 2,802,692 · +5.2%
• By 2040: 3,050,904 · +14.5%
• By 2050: 3,256,783 · +22.2%
• By 2075: 3,655,058 · +37.2%
• By 2100: 3,766,594 · +41.4%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: White 50% Hispanic / Latino 46% Two or more races 16% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 3% Slovak 2% Portuguese 2%
• Foreign-born: 28% · Canada, South Korea
• Languages at home: 57% English-only · Spanish 38% Chinese 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Riverside

• 2024 margin: Toss-up / Even · D 48.0% · R 49.3% · Other 2.6%
• 2008→2024 swing: -3.6pp toward R · 2008: 2.3pp · 2024: -1.3pp
• All cycles: 2024: R+1.3 2020: D+8.0 2016: D+4.3 2012: R+0.4 2008: D+2.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -118.23%
• Current HPI: 400.5663
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

-55.2% since first listed

23 events — show timeline

• 2026-06-13 Listing Removed — GPSMLS
• 2026-06-13 Listed $65,000 GPSMLS
• 2026-04-10 Price Changed $72,000 GPSMLS
• 2025-12-22 Price Changed $77,000 GPSMLS
• 2025-10-30 Price Changed $81,000 GPSMLS
• 2025-09-05 Relisted — GPSMLS
• 2025-08-23 Pending — GPSMLS
• 2025-08-16 Relisted — GPSMLS
• 2025-08-12 Pending — GPSMLS
• 2025-07-28 Price Changed $86,200 GPSMLS
• 2025-06-13 Listed $83,000 GPSMLS
• 2025-05-28 Price Changed $83,000 GPSMLS
• 2025-05-07 Price Changed $89,000 GPSMLS
• 2025-02-08 Price Changed $92,900 GPSMLS
• 2025-01-29 Price Changed $97,900 GPSMLS
• 2025-01-13 Listed $98,000 GPSMLS
• 2025-01-01 Listing Removed — GPSMLS
• 2024-12-03 Price Changed $98,000 GPSMLS
• 2024-10-02 Price Changed $115,000 GPSMLS
• 2024-06-24 Price Changed $125,000 GPSMLS
• 2024-04-25 Listed $135,000 GPSMLS
• 2024-01-05 Listing Removed — GPSMLS
• 2023-10-07 Listed $145,000 GPSMLS